Is 11635 Rock Pigeon Loop over-assessed?

Public Florida records put its assessment at $317,864,081 — about 5.2% above the comparable sales its value should track, an estimated $16,426,440 over-assessment. We verify it by hand before saying you have a case.

How much could a property tax appeal save on this property?

An estimated $294,033 per year, using an estimated Florida composite millage rate applied to the over-assessment. Actual savings depend on the final reduction.

What does it cost to appeal?

Nothing upfront. WinningAppeals is paid only if your value comes down — the founding-year rate is 10% of your first-year savings. If the value doesn't move, you owe nothing.

Possible over-assessment

11635 Rock Pigeon Loop

Winter Garden, 34787 · Orange County, Florida · multifamily property · 1,545,095 sq ft · Fla. Stat. s.193.011(8)

$294,033estimated overpaid in property tax / year

The public records suggest this property may be over-assessed, but the comparison is wide enough that we verify it by hand — free, with no obligation — before saying you have a case.

What the public records show

Orange public rollFlorida

Current assessment$317,864,081

What the comparable sales support$301,437,641

Estimated over-assessment$16,426,440 · 5.2%

Comparable basis$217/SF

Estimated tax saved / year$294,033

Straight from the public Florida roll. The estimated saving applies an estimated composite millage to the over-assessment. We adjust comparables for size, age, and location before we say a word about your property — and we never name owners.

The comparable basis

The 8 comparable sales behind the number

Each comparable is adjusted toward this property for size and age, then we take the median. Owners are never named — only the public sale figures matter.

Comparable sale $/SFAdjusted $/SFSizeBuilt

$140$130324,800 SF2023

$165$152261,795 SF2022

$175$161322,210 SF2021

$226$210321,759 SF2023

$230$213549,549 SF2019

$240$220353,961 SF2020

$260$242324,139 SF2023

$275$256326,703 SF2023

Why this is the lever

Fla. Stat. s.193.011(8)

Under s.193.011(8), Just Value must be net of the usual and reasonable costs of sale (customarily ~15%). Where an assessment meets or exceeds the gross price comparable properties actually sold for, it cannot reflect net-of-cost just value, and the Value Adjustment Board can reduce it.

How a Florida commercial property tax appeal works →

Your free review

See the full comparable analysis and start your review

The number above is free. Enter your email and we'll send the full breakdown for 11635 Rock Pigeon Loop and tell you, with no obligation, whether it's worth filing. A licensed Florida agent handles everything from there. You pay only if your value comes down.

Nothing due unless we lower your bill.
A licensed Florida agent files and represents you.
Built from Orange County's own public records.

Other Orange County properties over the line

1213 Bear Island Rd$312,694,771 over 4200 Conroy Rd$240,815,050 over 4401 Floridian Way$232,280,083 over 8001 S Orange Blossom Trl$201,555,995 over 4040 Central Florida Pkwy$198,957,599 over 1600 E Buena Vista Dr$198,417,992 over

All Orange County over-assessments →Florida commercial property tax appeals →